If I had to do it all over again I would package together similar properties that I would likely want to sell all together. 

And don't forget that the most important element for the long term success of your out of state rentals is going to be the property management. 

Then you can confirm they are not on the FHA approved list here: https://entp.hud.gov/idapp/html/condlook.cfmThen if you find a good deal you can look into the HOA resale package and find out why it is not on the approved list and then see if it is a good fit to become FHA approved once they loosen FHA guidelines on these restrictions.

Also started doing Amazon Flex (delivering packages) but that's too recent to count. 

= can make smaller loans or bundle a package of SFRs. 

What are some of the essential elements the contract needs?

I have sold a package of two properties on land contract to ONE BUYER.

The package I speak of is I will be buying all 3 off the same owner. 

I'm sure @Dave Foster can chime in with more information to helpwith you with decisions on the 1031 element of it.

Hey -- I'm keeping my SFR/Duplex buy and hold portfolio and heading into out-of-state multifamily, so I'm still trying to grasp various elements.